ATRIUM MORTGAGE INVESTMENT CORPORATION. $22,000, % Convertible Unsecured Subordinated Debentures due June 30, 2024

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1 No securities regulatory authority has expressed an opinion about these securities and it is an offence to claim otherwise. This short form prospectus constitutes a public offering of these securities only in those jurisdictions where they may be lawfully offered for sale and therein only by persons permitted to sell such securities. The securities offered hereby have not been and will not be registered under the United States Securities Act of 1933, as amended (the U.S. Securities Act ), or any state securities laws. Accordingly, the securities offered hereby may not be offered or sold in the United States of America (the United States ) except in transactions exempt from the registration requirements of the U.S. Securities Act and applicable state securities laws. This short form prospectus does not constitute an offer to sell or a solicitation of an offer to buy any of the securities offered hereby within the United States. See Plan of Distribution. Information has been incorporated by reference in this prospectus from documents filed with securities commissions or similar authorities in Canada. Copies of the documents incorporated herein by reference may be obtained on request without charge from the Secretary of Atrium Mortgage Investment Corporation at 20 Adelaide Street East, Suite 900, Toronto, Ontario, Canada M5C 2T6, Telephone (416) , and are also available electronically at SHORT FORM PROSPECTUS NEW ISSUE June 5, 2017 ATRIUM MORTGAGE INVESTMENT CORPORATION $22,000, % Convertible Unsecured Subordinated Debentures due June 30, 2024 This short form prospectus qualifies the distribution (the Offering ) of $22,000,000 aggregate principal amount of 5.30% convertible unsecured subordinated debentures (the Debentures ) of Atrium Mortgage Investment Corporation (the Corporation, we, our or us ) in denominations of $1,000 and multiples thereof at a price of $1,000 per Debenture (the Offering Price ). See Plan of Distribution. The Debentures will bear interest at an annual rate of 5.30% payable semi-annually in arrears on the last day of June and December of each year (or the immediately following business day if any interest payment date would not otherwise be a business day), with the first interest payment occurring on December 31, The first interest payment on the Debentures will include accrued and unpaid interest for the period from the closing of the Offering to, but excluding, December 31, The maturity date of the Debentures is June 30, 2024 (the Maturity Date ). The payment of the principal and accrual of interest on the Debentures will be subordinated in right of payment to the prior payment in full of all our existing and future senior indebtedness. On the Maturity Date, the Debentures may, at our option, be repaid in cash or our common shares (the Shares ). Further particulars concerning the Debentures are set out under Description of the Debentures. As a mortgage investment corporation, we are a non-bank provider of residential and commercial real estate mortgages. See Summary Description of the Business. We were formed under the Business Corporations Act (Ontario). Our registered and head office is located at 20 Adelaide Street East, Suite 900, Toronto, Ontario, Canada M5C 2T6. Debenture Conversion Privilege Each Debenture will be convertible into Shares at the option of the holder at any time prior to the close of business on the earlier of the business day immediately preceding the Maturity Date and, if called for redemption, the business day immediately preceding the date specified by us for redemption of the Debentures, at a conversion price of $14.94 per Share, being a conversion rate of Shares per $1,000 principal amount of Debentures, subject to adjustment in certain events in accordance with the trust indenture, as supplemented, governing the terms of the Debentures (the Conversion Price ). Holders converting their Debentures will receive accrued and unpaid interest thereon for the period from the last interest payment date to and including the last record date set by us for determining the holders of Shares entitled to receive a dividend on the Shares occurring prior to the date of conversion. In the event that we suspend regular dividends, then a Debenture holder will be entitled to receive accrued and unpaid interest thereon for the period from the last interest payment date to, but excluding, the date of conversion. Further particulars concerning the conversion privilege are set out under Description of the Debentures Conversion Privilege. Our outstanding Shares are listed and posted for trading on the Toronto Stock Exchange (the TSX ) under the symbol AI. The TSX has conditionally approved the listing of the Debentures (including the Debentures issuable pursuant to the exercise of the Over- Allotment Option (as defined herein)) being distributed under this short form prospectus under the symbol AI.DB.C, and the Shares issuable on conversion of the Debentures, on the TSX. Listing will be subject to us fulfilling all of the listing requirements of the TSX on or before August 22, On May 23, 2017, the last full trading day prior to the announcement of the Offering, the closing price

2 of the outstanding Shares on the TSX was $ On June 2, 2017, the last trading day prior to the date of this short form prospectus, the closing price of the outstanding Shares on the TSX was $ There is no market through which the Debentures may be sold and purchasers may not be able to resell the Debentures purchased under this short form prospectus. This may affect the pricing of the Debentures in the secondary market, the transparency and availability of trading prices, the liquidity of the Debentures, and the extent of issuer regulation. See Forward-Looking Statements and Risk Factors. The Debentures may not be redeemed by us prior to June 30, 2020, except in the event of the satisfaction of certain conditions after a Change of Control (as defined herein) has occurred. On and after June 30, 2020 and prior to June 30, 2022, the Debentures may be redeemed by us, in whole or in part from time to time, at a price equal to the principal amount thereof plus accrued and unpaid interest to, but excluding, the date of redemption on not more than 60 days and not less than 30 days prior written notice, provided that the Current Market Price (as defined herein) on the fifth trading day preceding the date on which notice of redemption is given is not less than 125% of the Conversion Price. On or after June 30, 2022 and prior to the Maturity Date, the Debentures may be redeemed in whole or in part from time to time at our option at a price equal to the principal amount thereof plus accrued and unpaid interest to, but excluding, the date of redemption on not more than 60 days and not less than 30 days prior written notice. Subject to any required regulatory approvals and provided that no Event of Default (as defined herein) has occurred and is continuing, we may, at our option, elect to satisfy our obligation to pay, in whole or in part, the principal amount of the Debentures that are to be redeemed or that have matured, on not more than 60 days and not less than 40 days prior notice, by issuing that number of freelytradeable Shares obtained by dividing the principal amount of the Debentures that are to be redeemed or that have matured, as the case may be, by 95% of the Current Market Price on the fifth trading day preceding the date fixed for redemption or the Maturity Date, as applicable. Any accrued and unpaid interest thereon will be paid in cash. See Description of the Debentures Payment on Redemption or Maturity. In addition, subject to any required regulatory approvals and provided that no Event of Default has occurred and is continuing, freely-tradeable Shares may be issued to the Debenture Trustee (as defined herein) and sold, with the proceeds used to satisfy the obligation to pay interest on the Debentures. See Description of the Debentures Interest Payment Election. Within 30 days following the occurrence of a Change of Control, we will be required to make an offer to purchase the Debentures for a price equal to 101% of the principal amount thereof plus accrued and unpaid interest thereon to, but excluding, the date of purchase. Holders of Debentures may accept this offer in whole or in part. See Description of the Debentures Change of Control of the Corporation. Offering Price: $1,000 per Debenture Price to Public Underwriters Fee (1) Net Proceeds to the Corporation (2) Per Debenture... $1,000 $40 $960 Total (3)... $22,000,000 $880,000 $21,120,000 Notes: (1) We have agreed to pay the Underwriters a fee equal to 4.0% of the aggregate gross proceeds of the Offering, equal to $40 per Debenture, including any Debentures sold pursuant to the exercise of the Over-Allotment Option (as defined herein). See Plan of Distribution. (2) Before deducting the expenses of the Offering, estimated to be $250,000, which, together with the Underwriters fee, will be payable from the proceeds of the Offering. (3) We have granted to the Underwriters an option to purchase up to an additional $3,300,000 aggregate principal amount of the Debentures at a price of $1,000 per Debenture (the Over-Allotment Option ) exercisable at the Underwriters sole option and without obligation, in whole or in part, at any time up to 30 days after the closing of the Offering, to cover over-allotments, if any, and for market stabilization purposes. If the Over-Allotment Option is exercised in full, the Price to Public, Underwriters Fee and Net Proceeds to the Corporation (before deducting the estimated expenses of the Offering) will be $25,300,000, $1,012,000 and $24,288,000, respectively. This short form prospectus also qualifies for distribution the grant of the Over-Allotment Option and the distribution of any Debentures pursuant to the exercise of the Over-Allotment Option. A purchaser who acquires Debentures forming part of the Underwriters over-allocation position acquires those securities under this short form prospectus, regardless of whether the over-allocation position is ultimately filled through the exercise of the Over-Allotment Option or secondary market purchases. See Plan of Distribution. Underwriters Position Maximum Size Exercise Period Exercise Price Over-Allotment Option $3,300,000 aggregate principal amount of Debentures Up to 30 days after the closing of the Offering $1,000 per Debenture TD Securities Inc., RBC Dominion Securities Inc., CIBC World Markets Inc., Scotia Capital Inc., BMO Nesbitt Burns Inc., National Bank Financial Inc., Canaccord Genuity Corp., GMP Securities L.P., Industrial Alliance Securities Inc. and Raymond James Ltd. (collectively, the Underwriters ), as principals, conditionally offer the Debentures, subject to prior sale, if, as and when issued by us and accepted by the Underwriters in accordance with the conditions contained in the underwriting agreement referred to under Plan of Distribution and subject to the approval of certain legal matters on our behalf by Fogler, Rubinoff LLP and on behalf of the Underwriters by McCarthy Tétrault LLP.

3 The Offering Price and the terms of the Debentures was determined by negotiation between us and the Underwriters with reference to prevailing market conditions. The Underwriters propose to offer the Debentures initially at the Offering Price. After a reasonable effort has been made to sell all of the Debentures at the Offering Price, the Underwriters may subsequently reduce the selling price to investors from time to time in order to sell any of the Debentures remaining unsold. Any such reduction will not affect the proceeds received by us. See Plan of Distribution. Subscriptions for the Debentures will be received subject to rejection or allotment, in whole or in part, and the right is reserved to close the subscription books at any time without notice. It is intended that the closing of the Offering will occur on or about June 13, 2017 or such other date as may be agreed upon by us and the Underwriters but in any event, no later than June 20, 2017 (the Closing Date ). Certificates representing the aggregate principal amount of the Debentures will be issued in registered form only to CDS Clearing and Depository Services Inc. ( CDS ) and will be deposited with CDS on the Closing Date. No certificates evidencing the Debentures will be issued to purchasers, except in certain limited circumstances, and registration will be made in the depository service of CDS. Purchasers of Debentures will receive only a customer confirmation from the registered dealer who is a CDS participant and from or through whom a beneficial interest in the Debentures is purchased. See Plan of Distribution. The Underwriters may, in connection with the Offering and subject to applicable laws, effect transactions which stabilize or maintain the market price for the Debentures at levels other than those which might otherwise prevail in the open market. Such transactions, if commenced, may be discontinued at any time. See Plan of Distribution. Each of TD Securities Inc. and National Bank Financial Inc. is, directly or indirectly, a subsidiary of a Canadian chartered bank which is a lender to the Corporation under a revolving operating credit facility (the Operating Facility ). Consequently, we may be considered to be a connected issuer of TD Securities Inc. and National Bank Financial Inc. under applicable Canadian securities legislation. We intend to use the full amount of the net proceeds of the Offering to repay existing indebtedness under the Operating Facility (and such amount will then be available to be drawn by us under the Operating Facility, as required, for general corporate purposes, particularly funding future mortgage loans). See Relationship Between the Corporation and Certain Underwriters and Use of Proceeds. The Debentures are not deposits within the meaning of the Canada Deposit Insurance Corporation Act (Canada) and are not insured under the provisions of that Act or any other legislation. Investing in the Debentures involves certain risks that should be considered by a prospective purchaser. Prospective purchasers should carefully consider the risk factors described herein under the heading Risk Factors and elsewhere in this short form prospectus and in the documents incorporated by reference in this short form prospectus. In the event you receive Shares upon the conversion, redemption or repayment at maturity of the Debentures in accordance with their terms, note that a return on an investment in Shares is not comparable to the return on an investment in a fixed-income security and, in such circumstance, the recovery of your initial investment is at risk and the anticipated return on your investment will be based on certain performance assumptions. Although we intend to make distributions of our available cash to the holders of Shares (the Shareholders ), these cash distributions may be reduced or suspended. The actual amount distributed will depend on numerous factors disclosed in our continuous disclosure documents, including the financial performance of the properties in our mortgage portfolio, our debt covenants and obligations, our working capital requirements and our future capital requirements. In addition, the market value of the Shares and the Debentures may decline if we are unable to meet our cash distribution targets in the future, and that decline may be significant. An investment in Shares is subject to certain risk factors. See Risk Factors.

4 TABLE OF CONTENTS Page IMPORTANT INFORMATION ABOUT THIS PROSPECTUS... 1 FORWARD-LOOKING STATEMENTS... 1 DOCUMENTS INCORPORATED BY REFERENCE... 2 MARKETING MATERIALS... 3 ELIGIBILITY FOR INVESTMENT... 3 ATRIUM MORTGAGE INVESTMENT CORPORATION... 4 SUMMARY DESCRIPTION OF THE BUSINESS... 4 USE OF PROCEEDS... 5 EARNINGS COVERAGE RATIOS... 6 CONSOLIDATED CAPITALIZATION... 6 DESCRIPTION OF SHARE CAPITAL... 7 DESCRIPTION OF THE DEBENTURES... 8 PLAN OF DISTRIBUTION PRIOR SALES TRADING PRICE AND VOLUME CERTAIN CANADIAN FEDERAL INCOME TAX CONSIDERATIONS RELATIONSHIP BETWEEN THE CORPORATION AND CERTAIN UNDERWRITERS RISK FACTORS LEGAL MATTERS AND INTEREST OF EXPERTS AUDITORS, TRANSFER AGENT AND REGISTRAR STATUTORY RIGHTS OF WITHDRAWAL AND RESCISSION ENFORCEABILITY OF JUDGMENTS CERTIFICATE OF THE CORPORATION... C1 CERTIFICATE OF THE UNDERWRITERS... C2 IMPORTANT INFORMATION ABOUT THIS PROSPECTUS Readers should rely only on the information contained or incorporated by reference in this short form prospectus. We have not authorized any person to provide different information. The Debentures may be sold only in those jurisdictions where offers and sales are permitted. This short form prospectus is not an offer to sell or a solicitation of an offer to buy the Debentures in any jurisdiction where it is unlawful. The information contained in this short form prospectus is accurate only as of the date of this short form prospectus, regardless of the time of delivery of this short form prospectus or of any sale of the Debentures. Unless the context otherwise permits, indicates or requires, all references in this short form prospectus to the Corporation, we, our, us and similar expressions are references to Atrium Mortgage Investment Corporation and the business carried on directly or indirectly by it. All dollar amounts and financial information in this short form prospectus and any document incorporated by reference herein or therein is presented in Canadian dollars unless otherwise indicated. Unless otherwise indicated, all financial information included or incorporated by reference in this short form prospectus and the documents incorporated by reference herein and therein has been prepared in accordance with International Financial Reporting Standards, as issued by the International Accounting Standards Board ( IFRS ), and as set out in Part I of the Handbook of the Canadian Institute of Chartered Accountants. FORWARD-LOOKING STATEMENTS Certain statements contained in this short form prospectus, and in certain documents incorporated by reference herein, constitute forward-looking statements or information within the meaning of applicable securities laws. These statements relate to future events or our future performance. All statements other than statements of historical fact may be forwardlooking statements. Forward-looking statements are often, but not always, identified by the use of words such as seek, anticipate, plan, continue, estimate, expect, may, will, project, predict, potential, targeting, intend, could, might, should, believe and similar expressions. These statements involve known and unknown risks, uncertainties and other factors that may cause actual results or events to differ materially from those anticipated in such forward-looking statements. As well as those factors discussed in the section entitled Risk Factors in this short form prospectus, these risks and uncertainties include, among other things: the completion of the Offering; use of proceeds from the Offering; the nature of our investments; sensitivity to interest rates; changes in real estate values; risks related to mortgage defaults; foreclosure and related costs; reliance on our manager; environmental matters associated with our business; availability of investments; potential conflicts of interest; borrowing risks; limited sources of borrowing; risks related to the replacement or renewal of mortgages comprising our mortgage portfolio; the composition of our mortgage 1

5 portfolio; subordinated and subsequent debt financing; reliance on borrowers; no guarantees or insurance; litigation risks; ability to manage growth; changes in legislation; qualification as a mortgage investment corporation; the market for Shares and Debentures; the unpredictability and volatility of the market price of the Shares and Debentures; payment of dividends; potential dilution; and limitations on the ownership and repurchases of shares of the Corporation. Readers are cautioned that the foregoing list is not exhaustive. While we believe that the expectations reflected in the forward-looking statements contained in this short form prospectus, and in the documents incorporated by reference herein, are reasonable, no assurance can be given that these expectations will prove to be correct, and such forward-looking statements included, or incorporated by reference, in such documents should not be unduly relied upon. These statements speak only as of the date of this short form prospectus or as of the date specified in the documents incorporated by reference herein, as the case may be. Except as required by law, we do not assume any obligation to update the aforementioned forward-looking statements. Our actual results could differ materially from those anticipated in the aforementioned forward-looking statements, as applicable, including as a result of the risk factors set forth elsewhere in this short form prospectus and our filings with the securities regulatory authorities which are available on SEDAR at DOCUMENTS INCORPORATED BY REFERENCE Information has been incorporated by reference in this short form prospectus from documents filed with securities commissions or similar regulatory authorities in Canada (except Québec). Copies of these documents may be obtained on request without charge from the Secretary of the Corporation at our head office located at 20 Adelaide Street East, Suite 900, Toronto, Ontario, Canada M5C 2T6, telephone (416) or by accessing these documents through the Internet on the System for Electronic Document Analysis and Retrieval (SEDAR), at Except to the extent that their contents are modified or superseded by a statement contained in this short form prospectus or in any other subsequently filed document that is also incorporated by reference in this short form prospectus, the following documents of the Corporation filed with the securities commissions or similar regulatory authorities in Canada (except Québec) are specifically incorporated by reference into, and form an integral part of, this short form prospectus: (a) (b) (c) (d) (e) (f) (g) (h) (i) our annual information form for the year ended December 31, 2016 dated February 8, 2017 (the AIF ); our management information circular dated March 6, 2017 relating to our annual meeting of shareholders held on April 27, 2017; our audited consolidated financial statements and the notes thereto as at December 31, 2016 and 2015 and for the twelve-month periods then ended, together with the auditors report thereon; our management s discussion and analysis of results of our operations and financial condition as at and for the year ended December 31, 2016; our unaudited interim consolidated financial statements and the notes thereto as at March 31, 2017 and 2016 and for the three-month periods then ended; our management s discussion and analysis of results of our operations and financial condition as at and for the three months ended March 31, 2017 ( Q1 MD&A ); our material change reports dated May 23 and May 24, 2017, respectively, with respect to the Offering and the increase in the size of the Offering; our material change reports dated January 23, 2017 and February 10, 2017, respectively, with respect to the offering of our Shares for total gross proceeds of $34,545,712; and the template version of the term sheets dated May 23 and May 24, 2017, respectively, filed on SEDAR in connection with the Offering (collectively, the Term Sheets ). Documents referenced in any of the documents incorporated by reference in this short form prospectus but not expressly incorporated by reference therein or herein and not otherwise required to be incorporated by reference therein or in this short form prospectus are not incorporated by reference in this short form prospectus. Any documents of the type required by National Instrument Short Form Prospectus Distributions to be incorporated by reference in a short form prospectus, including any annual information form, annual financial statements and the auditors report thereon, interim financial statements, management s discussion and analysis of financial conditions and results of operations, material change 2

6 reports (except confidential material change reports), business acquisition reports and information circulars, filed by us with securities commissions or similar authorities in Canada (except Québec) after the date of this short form prospectus and before the termination of the distribution are deemed to be incorporated by reference in this short form prospectus. Any statement contained in a document incorporated or deemed to be incorporated by reference herein shall be deemed to be modified or superseded for the purposes of this short form prospectus to the extent that a statement contained herein or in any other subsequently filed document which also is, or is deemed to be, incorporated by reference herein modifies or supersedes such statement. The modifying or superseding statement need not state that it has modified or superseded a prior statement or include any other information set forth in the document which it modifies or supersedes. The making of such a modifying or superseding statement shall not be deemed an admission for any purposes that the modified or superseded statement, when made, constituted a misrepresentation, an untrue statement of a material fact or an omission to state a material fact that is required to be stated or that is necessary to make a statement not misleading in light of the circumstances in which it was made. Any statement so modified or superseded shall not be deemed, except as so modified or superseded, to constitute a part of this short form prospectus. MARKETING MATERIALS The Term Sheets do not form part of this short form prospectus to the extent that the contents of the Term Sheets have been modified or superseded by a statement contained in this short form prospectus. Any template version of marketing materials (as such terms are defined in National Instrument General Prospectus Requirements) filed on SEDAR after the date of this short form prospectus and before the termination of the distribution under the Offering (including any amendments to, or an amended version of, the Term Sheets) is deemed to be incorporated into this short form prospectus. ELIGIBILITY FOR INVESTMENT In the opinion of Fogler, Rubinoff LLP, counsel to the Corporation, and McCarthy Tétrault LLP, counsel to the Underwriters, based on the provisions of the Income Tax Act (Canada) (the Tax Act ) in force as of the date hereof, provided the Shares are listed on a designated stock exchange in Canada as defined in the Tax Act (which currently includes the TSX) on the Closing Date, the Debentures will, as at the Closing Date, and the Shares issuable upon conversion, redemption or maturity of the Debentures would, if issued on such date, be qualified investments under the Tax Act and the regulations thereunder for trusts governed by registered retirement savings plans ( RRSPs ), registered retirement income funds ( RRIFs ), deferred profit sharing plans ( DPSPs ) (except, in the case of the Debentures, a DPSP to which we, or an employer that does not deal at arm s length with us, has made a contribution), registered disability savings plans ( RDSPs ), registered education savings plans ( RESPs ) and tax-free savings accounts ( TFSAs and, collectively, Plans ). The Debentures will also be qualified investments for such Plans if the Debentures are listed on a designated stock exchange. The Shares will also be qualified investments for such Plans if the Corporation qualifies as a mortgage investment corporation (within the meaning of subsection 130.1(6) of the Tax Act) (a MIC ) throughout a taxation year and further provided that at any time in the relevant calendar year, the Corporation does not hold any indebtedness, whether by way of mortgage or otherwise, of a person who is an annuitant, a beneficiary, an employer, or a subscriber under, or a holder of, the Plan, or of any other person who does not deal at arm s length with that person. Notwithstanding that the Debentures, and the Shares issuable upon conversion, redemption or maturity of the Debentures, may be a qualified investment for a TFSA, RRSP or RRIF, the holder of a TFSA or the annuitant of a RRSP or RRIF, as the case may be, which acquires Debentures or the Shares issuable upon conversion, redemption or maturity of the Debentures will be subject to a penalty tax under the Tax Act if such Debentures or Shares are a prohibited investment (within the meaning of the Tax Act) for the particular TFSA, RRSP or RRIF. Debentures, and the Shares issuable upon conversion, redemption or maturity of the Debentures, will not be a prohibited investment for a TFSA, RRSP or RRIF provided the holder of the TFSA, or annuitant of the RRSP or RRIF, as applicable, deals at arm s length with the Corporation for purposes of the Tax Act and does not have a significant interest (within the meaning of the Tax Act) in the Corporation. A significant interest of a shareholder of the Corporation generally means ownership by the shareholder, either alone or together with persons with which the shareholder does not deal at arm s length for purposes of the Tax Act, of 10% or more of the issued shares of any class of the capital stock of the Corporation. In addition, the Shares will not be a prohibited investment if they are excluded property as defined in the Tax Act for trusts governed by a TFSA, RRSP or RRIF. Holders and annuitants should consult their own tax advisors to ensure that the Debentures, and the Shares issuable upon conversion, redemption or maturity of the Debentures, would not be a prohibited investment for a trust governed by a TFSA, RRSP or RRIF in their particular circumstances. Proposals contained in the Federal Budget released on March 22, 2017 will, if enacted, extend the application of the prohibited investment rules to RESPs and RDSPs, effective on and after March 23,

7 ATRIUM MORTGAGE INVESTMENT CORPORATION We were incorporated under the Business Corporations Act (Ontario) on July 30, 2001 and we do not have any subsidiaries. We became a reporting issuer in each of the provinces of Canada (except Québec) on August 29, Our registered and head office is located at 20 Adelaide Street East, Suite 900, Toronto, Ontario, Canada M5C 2T6. Our authorized capital consists of an unlimited number of Shares, of which, as at the date hereof, there were 30,162,386 Shares issued and outstanding. Our outstanding Shares, 5.25% convertible unsecured subordinated debentures due June 30, 2020 (the 5.25% Debentures ), 6.25% convertible unsecured subordinated debentures due March 31, 2019 (the 6.25% Debentures ) and 5.50% convertible unsecured subordinated debentures due September 30, 2021 (the 5.50% Debentures ) are listed and posted for trading on the TSX under the symbols AI, AI.DB, AI.DB.A and AI.DB.B, respectively. General SUMMARY DESCRIPTION OF THE BUSINESS We are a mortgage lender that fills the lending gap caused by the limited number of financial institutions operating in Canada. We lend in major urban centres where the stability and liquidity of real estate are at the highest levels. We are qualified as a MIC and our articles of incorporation, as amended, restrict us from making any investment or conducting any activity that would result in us failing to qualify as a MIC. We focus on loans that cannot be placed with financial institutions but that represent an acceptable underwriting risk. Our policy is that the weighted average loan-to-value ratio of our mortgage portfolio, as a whole, at the time of underwriting each loan in our portfolio, may not exceed 75%. A typical loan in our portfolio has an interest rate of 8% to 10% per annum, a one or two-year term and monthly interest-only mortgage payments. Our lending parameters are as follows: first or second mortgages on income-producing real estate up to a maximum of 85% of appraised value; mortgages on residential and commercial properties up to a maximum of 75% of appraised value; loans on single-family residences up to 75% of appraised value; construction loans up to a maximum of 90% of cost; and loans to condominium corporations. Mortgage loan amounts are generally $300,000 to $20,000,000. For loan amounts in excess of $20,000,000, we generally colend with financial institutions or private lenders. The parameters listed above are our maximum mortgage lending parameters. Generally, we fund mortgages secured by all types of residential and commercial real property located in Canada, subject to compliance with our investment policies. See Description of the Business Investment Objectives and Policies in the AIF for a detailed description of our investment policies. The types of properties that we finance include residential houses, small multi-family residential properties comprised of six or fewer units, residential apartment buildings, mixed-use residential apartments and store-front properties, commercial properties, residential and commercial land and development sites and development and construction projects. We also invest in short-term bridge financing for residential and commercial real estate. Non-conventional mortgages do not represent a substantial proportion of the portfolio, and are only considered when there are other mitigating factors which reduce the risk profile to acceptable levels. As of June 2, 2017, six of our mortgages were in default with amounts outstanding of $24,611,000. We believe that adequate reserves have been established to cover any potential losses. Generally, a default occurs under a mortgage if the borrower fails to make any payment thereunder when due (including principal, interest and realty taxes) or fulfill any of the covenants set out therein when required (including covenants relating to, among other things, the provision and maintenance of security and insurance, disposition restrictions on the subject mortgaged property and the provision of financial statements of the borrower and any guarantor(s), environmental site assessment reports and soil tests); in our opinion, a material adverse change occurs in the financial position of the borrower and/or any guarantor(s) and/or the subject mortgaged property given as security; or if any of the representations or warranties made by the borrower in its application for the mortgage, the mortgage documentation or in any document or certificate delivered pursuant to the mortgage document is incorrect in a material respect. Our investment objectives are to preserve our Shareholders equity and to provide our Shareholders with stable and secure dividends from our investments in mortgage loans within the criteria mandated for a MIC. Working within conservative risk parameters, we endeavour to maximize income and dividends through the sourcing and efficient management of our 4

8 mortgage investments. To achieve these objectives, we benefit from the experience of our manager, Canadian Mortgage Capital Corporation (the Manager ), and its subsidiaries and affiliates in originating, underwriting, syndicating and servicing mortgage loans. Governance Our board of directors (the Board ) is responsible for general oversight of our business and affairs. The seven members of the Board are Mark L. Silver (Chair), Peter P. Cohos, Robert H. DeGasperis, Andrew D. Grant, Nancy H.O. Lockhart, David M. Prussky and Robert G. Goodall. The Manager and its subsidiaries and affiliates originate and underwrite all mortgage loans on our behalf, service our mortgage portfolio and supervise our day-to-day management and operations. The Manager and its subsidiaries and affiliates seek out, review and present us with mortgage loan opportunities that are consistent with our investment policies and objectives and service such mortgage loans on our behalf. The Manager has successfully originated, underwritten and serviced mortgage investments on behalf of numerous investor clients and financial institutions since The underwriting, investment and operating policies adopted by the Manager have proven to be well suited to the market serviced by the Manager and form the basis for our investment policies and objectives. Dividends We intend to continue, at all times, to qualify as a MIC. As a MIC, we are entitled to deduct in computing our income all taxable dividends (other than capital gains dividends) paid to Shareholders in the year and in the first 90 days of the following taxation year, provided that such dividends are not deductible by us in the immediately preceding taxation year. In order to maintain our status as a MIC, we must continually meet all of the criteria enumerated in the relevant section of the Tax Act throughout such taxation year. Accordingly, it is our intention to make distributions to the extent necessary to reduce our taxable income each year to nil so that no tax is payable by us under Part I of the Tax Act. To the extent that we realize a capital gain in a year in excess of applicable capital losses, we intend to elect to have dividends to be capital gains dividends to the maximum extent allowable. Our Board has adopted a dividend policy pursuant to which we intend to make monthly cash distributions by way of dividends to holders of Shares of record at the close of business on the last business day of each month. The monthly dividend during 2015 was set at $0.07 per Share (a rate of $0.84 per annum), which was increased during 2016 to $ per Share (a rate of $0.86 per annum) and, effective January 1, 2017, was increased to $ per Share (a rate of $0.88 per annum). Each monthly dividend will be paid within 14 days after the dividend record date. In addition, there may be an additional (thirteenth) special dividend to holders of Shares of record at the close of business on December 31 of each year payable within 90 days of the dividend record date. For each year ending December 31, we intend to pay a special dividend equal to our taxable income for that fiscal year and capital gains dividends equal to twice our taxable capital gains for that fiscal year, less dividends previously declared for that fiscal year. The dividend policy includes the discretion of the Board to change the record date, declare dividends from time to time as determined by the Board, and to vary the amount paid depending on, among other things, our earnings, financial requirements, the satisfaction of solvency tests imposed by the Business Corporations Act (Ontario) for the declaration of dividends and other conditions existing at such future time. Under the terms of the Operating Facility, upon the occurrence and continuance of an event of default, no dividends are permitted to be made by us. The aggregate of the cash dividends declared per Share in respect of the years ended December 31, 2016 and 2015 were $0.96 and $0.93, respectively. See the sections entitled General Development of the Business and Description of the Business in the AIF for a detailed description of our business and our investment strategies. USE OF PROCEEDS The net proceeds to the Corporation from the issue and sale of the Debentures, after payment of the Underwriters fee of $880,000 and the expenses of the Offering estimated to be $250,000, will be approximately $20,870,000. If the Over- Allotment Option is exercised in full, the net proceeds to the Corporation (after payment of the Underwriters fee of $1,012,000 and the expenses of the Offering estimated to be $250,000) will be approximately $24,038,000. We intend to use the full amount of the net proceeds of the Offering to repay our indebtedness under the Operating Facility, which as at the close of business on June 2, 2017, had an outstanding balance owing of $156,447,000 (and such amount will 5

9 then be available to be drawn by us under the Operating Facility, as required, for general corporate purposes, particularly funding future mortgage loans). Our indebtedness under the Operating Facility was used by us for the purpose of providing funding for our general corporate purposes, and in particular funding certain of our existing mortgage loans. EARNINGS COVERAGE RATIOS The following earnings coverage ratios are calculated for the twelve month periods ended December 31, 2016 and March 31, 2017 and are derived from our audited and unaudited financial information for the twelve-month periods ended December 31, 2016 and March 31, Our net income before interest and other bank charges, interest on convertible debentures and taxes (collectively, interest expense ) for the twelve-month periods ended December 31, 2016 and March 31, 2017 were $36,641,000 and $38,248,000, respectively. Our interest expense for the twelve-month periods ended December 31, 2016 and March 31, 2017 were $10,521,000 and $11,092,000, respectively, for an earnings coverage ratio of 3.5 times and 3.4 times, respectively. After giving effect to the Offering, and before any exercise of the Over-Allotment Option, our pro forma earnings before interest and other bank charges, interest on convertible debentures and taxes for the twelve-month periods ended December 31, 2016 and March 31, 2017 were $36,641,000 and $38,248,000, respectively. After giving effect to the Offering, and before any exercise of the Over-Allotment Option, the pro forma interest expense for the twelve-month periods ended December 31, 2016 and March 31, 2017 were $11,157,000 and $11,728,000, respectively, resulting in a pro forma earnings coverage ratio of 3.3 times and 3.3 times, respectively. Earnings coverage is equal to net income before interest and other bank charges, interest on convertible debentures and taxes divided by interest expense. The pro forma earnings coverage ratio includes the interest expense on all our debt securities in the calculation assuming that the full principal amount of such debt securities would be characterized as debt and borrowing costs would be characterized as interest expense in the financial statements. These earnings coverage ratios reflect historical earnings adjusted for the net impact of interest on the Debentures, as noted. The earnings coverage ratios herein have been determined on the assumption that the net proceeds of the Offering (calculated by deducting from the gross proceeds of the Offering, the Underwriters fee and the estimated expenses of the Offering but before any exercise of the Over-Allotment Option) are all applied to repay indebtedness under the Operating Facility. The pro forma earnings coverage set forth above: (i) have been prepared in accordance with Canadian disclosure requirements using financial information that was prepared in accordance with IFRS; (ii) give effect to the issuance of the Debentures under this short form prospectus as of the beginning of the applicable period; (iii) assume there are no additional earnings derived from the use of the net proceeds of the Offering; and (iv) do not purport to be indicative of earnings coverage ratios for any future periods. CONSOLIDATED CAPITALIZATION The following table sets forth the consolidated capitalization of the Corporation as at March 31, 2017 both before and after giving effect to the Offering: Designation Authorized As at March 31, 2017 before giving effect to the Offering As at March 31, 2017 after giving effect to the Offering Operating Facility (1)... $180,000,000 $151,741,000 $130,871,000 (5) 5.25% Debentures (3)... $34,500,000 $32,500,000 $32,500, % Debentures (3)... $34,500,000 $31,766,000 $31,766, % Debentures (3)... $40,250,000 $40,250,000 $40,250,000 Debentures (2)(3)... $25,300,000 $22,000,000 Shares (4)... Unlimited $309,749,000 (30,111,562 Shares) 6 $309,749,000 (30,111,562 Shares) Notes: (1) We have an Operating Facility with Canadian chartered banks with a total maximum financing capacity of $180,000,000. The Operating Facility is for a term ending January 11, The amount which may be drawn under the Operating Facility is limited to the lesser of: (i) $180,000,000; and (ii) 50% of the value of our qualified first mortgages. We may repay amounts owing under the Operating Facility at any time without penalty and, in the event the amount owing under the Operating Facility exceeds the maximum lending value therein at any time, we must repay the excess within five banking days. Advances under the Operating Facility are

10 subject to certain conditions of drawdown, and may be made by way of Canadian prime rate loans, overdraft, bankers acceptances or letters of credit. All outstanding amounts under the Operating Facility must be repaid by the earlier of January 11, 2019 and the occurrence of an event of default under the Operating Facility. The Operating Facility is typically renewed annually for a two year period. The interest rates payable by us under the Operating Facility vary based upon the type of borrowing. The Operating Facility is secured by a general security agreement over all of our assets and a pledge of our mortgage portfolio and contains certain financial covenants that must be maintained. The financial covenants contained in the Operating Facility require that we maintain our Shareholder equity in excess of $225,000,000, the amount of all of our debt will not be in excess of 50% of the value of all of our assets as set out in our consolidated statement of financial position, the ratio of our earnings before interest expenses and taxes (and less any non-cash deductions and any actual loan loss in excess of balance sheet provisions) for the preceding 12 months to interest expensed for such period not be less than 3:1 and the ratio of our senior debt to the value of all of our assets as set out in our consolidated statement of financial position of not more than 0.35:1. To date, we have always complied with the foregoing covenants. See Relationship Between the Corporation and Certain Underwriters. (2) Before deducting the Underwriter s fee and the expenses for the Offering. Excludes up to $3,300,000 principal amount of Debentures which may be issued on exercise of the Over-Allotment Option. See Plan of Distribution. (3) Represents the face value of the 5.25% Debentures, the 6.25% Debentures, the 5.50% Debentures and the Debentures, respectively, without deducting the fair value of the conversion option (being the equity component of the 5.25% Debentures, the 6.25% Debentures, the 5.50% Debentures and the Debentures). In accordance with IFRS, each of the 5.25% Debentures, the 6.25% Debentures and the 5.50% Debentures are, and the Debentures will be, included as a liability, net of the fair value of the conversion feature, which is included as equity, and net of issue costs. The equity portion of the 5.25% Debentures, the 6.25% Debentures, the 5.50% Debentures and the Debentures is approximately $397,540, $152,741, $511,517 and $226,000, respectively (net of issue costs or, in the case of the Debentures only, net of estimated issue costs of $250,000). The portion of the 5.25% Debentures, the 6.25% Debentures, the 5.50% Debentures and the Debentures classified as a liability will be accreted by a charge to interest expense over the applicable term. (4) As at March 31, 2017, there were 30,542 Shares issuable in connection with vested deferred share units and income deferred share units under our deferred share incentive plan. (5) Assumes that the net proceeds of the Offering, after payment of the Underwriters fee of $880,000 and the expenses of the Offering estimated to be $250,000 and before any exercise of the Over-Allotment Option, are applied to repay indebtedness under the Operating Facility. There have been no material changes in our equity or loan capital structure since March 31, 2017, other than: (a) we issued 21,824 Shares on April 12, 2017 and 22,686 Shares on May 12, 2017, in each case, under our dividend reinvestment plan; (b) we issued 6,314 Shares on May 11, 2017 under our deferred share incentive plan; and (c) additional net advances (up to the close of business on June 2, 2017) of $4,706,000 of indebtedness under the Operating Facility, such that, as at the close of business on June 2, 2017, there was $156,447,000 of indebtedness under the Operating Facility. Authorized Capital DESCRIPTION OF SHARE CAPITAL Our authorized capital consists of an unlimited number of Shares, of which, as at the date hereof, there were 30,162,386 Shares issued and outstanding. Shares Holders of Shares are entitled to receive: (i) notice of and to attend and vote at all meetings of our shareholders and each Share has the right to one vote in person or by proxy at all meetings of shareholders of the Corporation; (ii) dividends as and when declared by our Board from time to time out of our moneys properly applicable to the payment of dividends, and the amount per Share of each such dividend is determined by our Board at the time of declaration; and (iii) our remaining property upon our liquidation, dissolution or winding up, or other distribution of our assets among our shareholders by way of repayment of capital, whether voluntary or involuntary. Restriction on the Business of the Corporation Our articles of incorporation, as amended, provide that we may not make any investment or conduct any activity that would result in our failing to qualify as a MIC. Limitation on Ownership In order to maintain our status as a MIC, our articles of incorporation, as amended, provide that no shareholder may hold at any time, directly or indirectly, either alone or together with a person related to the shareholder (within the meaning of the Tax Act, a Related Person ), more than 25% of any class or series of the issued shares of the Corporation. With the assistance of information provided by our transfer agent and registrar, the Manager will monitor the foregoing limitation on ownership and advise our Board of any potential circumstances in which this limitation may be exceeded. 7